401 Cooper Landing Rd #428 · Cherry Hill, NJ 08002

$139,000

1 bd · 1.0 ba · 506 sqft · SingleFamily · 78 Days on market

Built 1963 $275/sqft · 16% below area Est $165k · 16% under $260/mo HOA · 15% of rent

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.0/30.0
• ARV discount +14.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.0/10.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful updated 1 bedroom and 1 bathroom condo with private balcony perfect for relaxing and enjoying fresh air. This unit features recent upgrades throughout, creating a bright and inviting living space and move in ready. Community amenities include an outdoor pool, tennis court, and club house. Common shared laundry is located on floor near the elevator. Conveniently located minutes from the hospital, Cherry Hill mall, restaurants, shopping and top rated schools. Schedule your private showing today. This property won't stay on the market for long!

Key facts

• $260 HOA
• Community pool
• Built 1963

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cherry Hill School District (suburban): math 27% / reading 59% proficiency, ranked #181 of 472 in NJ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.9%/yr); 99 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $139k implies a 363% gain — meaningful room to come down on a strong offer.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 6.7

CMA / ARV

• ARV (median comp): $164,752
• List price: $139,000
• Delta: -15.63%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-13,299
• Equity at exit: $20,725

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $327
• Equity at exit: $12,018

Cash invested: $38,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08002

• Rents YoY: 2.9%
• Active inventory: 99
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$260
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $145

Break-even live

Break-even rent $1,545

Max offer price $139,000

Occupancy floor 87%

Sensitivity live

Price	-10% $241	-5% $193	+0% $145	+5% $97	+10% $49
Rent	-10% $8	-5% $76	+0% $145	+5% $213	+10% $281
Rate	-1.0pp $215	-0.5pp $180	base $145	+0.5pp $109	+1.0pp $72

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Cooper Landing Rd Cherry Hill, NJ	1.0	1.0	506	$1,700	$3.36	25d	1	0.01mi
3005 Chapel Ave W Cherry Hill, NJ	3.0	1.0–2.0	1015	$1,841	$1.81	2d	55	0.66mi
801 Cooper Landing Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	830	$1,560	$1.88	2d	10	0.91mi
111 Chestnut St Unit 507 Cherry Hill, NJ	—	1.0	650	$1,500	$2.31	3d	1	1.00mi
106 Chestnut St Cherry Hill, NJ	2.0	1.0	732	$1,795	$2.45	3d	10	1.03mi
2145 New Jersey 38 Cherry Hill Township, NJ	1.0–2.0	1.0–2.0	943	$1,844	$1.96	2d	17	1.04mi
836 Cooper Landing Rd Cherry Hill, NJ	3.0	1.0–2.0	901	$2,115	$2.35	2d	18	1.04mi
700 Meadowlands BLVD Cherry Hill Township, NJ	1.0	1.0	729	$1,184	$1.62	44d	1	1.13mi
1200 Marlton Pike E Cherry Hill, NJ	1.0	1.0	698	$1,675	$2.40	44d	1	1.31mi

HOA detail

• Monthly dues: $260 · $3,120/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $139,000 Active 78 DOM
2. 2026-06-17
   days on market $139,000 Active 77 DOM
3. 2026-06-16
   days on market $139,000 Active 76 DOM
4. 2026-06-15
   days on market $139,000 Active 75 DOM
5. 2026-06-13
   days on market $139,000 Active 73 DOM
6. 2026-06-13
   days on market $139,000 Active 72 DOM
7. 2026-06-09
   days on market $139,000 Active 69 DOM
8. 2026-06-08
   days on market $139,000 Active 68 DOM
9. 2026-06-07
   days on market $139,000 Active 67 DOM
10. 2026-06-04
    days on market $139,000 Active 64 DOM
11. 2026-06-03
    days on market $139,000 Active 63 DOM
12. 2026-06-02
    days on market $139,000 Active 62 DOM
13. 2026-06-01
    days on market $139,000 Active 61 DOM
14. 2026-05-31
    days on market $139,000 Active 60 DOM
15. 2026-04-02
    listed $139,000 Active 557-char remark

    Show marketing remark (557 chars)

    Beautiful updated 1 bedroom and 1 bathroom condo with private balcony perfect for relaxing and enjoying fresh air. This unit features recent upgrades throughout, creating a bright and inviting living space and move in ready. Community amenities include an outdoor pool, tennis court, and club house. Common shared laundry is located on floor near the elevator. Conveniently located minutes from the hospital, Cherry Hill mall, restaurants, shopping and top rated schools. Schedule your private showing today. This property won't stay on the market for long!

16. 2026-03-24
    historical $139,000 557-char remark

    Show marketing remark (557 chars)

    Beautiful updated 1 bedroom and 1 bathroom condo with private balcony perfect for relaxing and enjoying fresh air. This unit features recent upgrades throughout, creating a bright and inviting living space and move in ready. Community amenities include an outdoor pool, tennis court, and club house. Common shared laundry is located on floor near the elevator. Conveniently located minutes from the hospital, Cherry Hill mall, restaurants, shopping and top rated schools. Schedule your private showing today. This property won't stay on the market for long!

17. 2002-08-29
    soldstatus $30,000 112-char remark

    Show marketing remark (112 chars)

    Well maintained 4th floor one bed one bath condo in Playa Del Sol. Last unit in corridor. Laundry on same floor.

18. 2002-07-16
    listed $30,000 112-char remark

    Show marketing remark (112 chars)

    Well maintained 4th floor one bed one bath condo in Playa Del Sol. Last unit in corridor. Laundry on same floor.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,738
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$3,120
• − Depreciation: −$4,044
• Taxable loss: −$310
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $1,810/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cherry Hill School District
• NCES district ID: 3403000
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $90,394
• Composite: 40.71/100
• National rank: #3665
• State rank: #181 of 472 in NJ

Livability — Cherry Hill

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Ellisburg, NJ
• County: Camden County · 407,624 people
• City population: 76,725
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 24,015
• Household income: $100,951
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 430.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 12% Asian 12% Black 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 8% Scotch-Irish 2% Italian 2%
• Foreign-born: 18% · Vietnam, Canada, China
• Languages at home: 73% English-only · Spanish 8% Russian/Polish/Slavic 4% Vietnamese 4%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.30%
• Current HPI: 358.1597
• Rent YoY: ▲ 2.90%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+363.3% since first listed

4 events — show timeline

• 2026-04-02 Listed $139,000 BRIGHT MLS
• 2026-03-24 Coming Soon $139,000 BRIGHT MLS
• 2002-08-29 Sold (MLS) $30,000 BRIGHT MLS
• 2002-07-16 Listed $30,000 BRIGHT MLS